207 E Meadow Ave · Crane, MO 65633

$169,000

2 bd · 1.5 ba · 1,720 sqft · Other · 27 Days on market

Built 1968 7,405 sqft lot

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

* * NEW ADJUSTED PRICE * * Partial Brick 1,933sqft Ranch conveniently located near downtown. New Roof Dec 2017. New HVAC 2014. Programmable Nest Thermostat w/ phone app. Newer windows thermal efficient dual pane gas filled & tilt-in for easy cleaning w/ sash vent stops. Security System w/ motion detector, panic button & interior/exterior cameras. Large Kitchen w/ ample counter prep space, tile floor, electric range w/ glass cooktop & 1100watt microwave. Hearth Room features Double French Doors w/ screens to backyard living space & Buck Stove Gas Insert Fireplace w/ remote manual & auto temp adjustment. Per Seller, Fireplace can heat entire home. Full Bath wheelchair accessible w/ walk-in shower & handicap seat. Duct in Garage maintains comfortable temp year-round. Third Bedroom is non-conforming.

Key facts

• Large family room
• Washer dryer closet
• Lots of cabinets

Tags

• TWO LIVING AREAS
• LARGE FAMILY ROOM
• LENGTHY COUNTER SPACE
• LOTS OF CABINETS
• WASHER DRYER CLOSET
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: 2-car garage facing front
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Composition roof; Unfinished/partial basement
• Exterior features: Rain gutters; Privacy fence; Shed(s); Has a view

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (forced air, natural gas); Central air; Ceiling fans; Attic fan
• Interior features: High-speed internet; Gas fireplace in family room
• Laundry & utility: Washer and dryer included; Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $169k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (36.3% below list).
• Recommended offer: $108k (36.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#390 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: health & safety C-, amenities F, commute F.
• Crane R-III (rural): math 33% / reading 38% proficiency, ranked #218 of 324 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crane Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 310 students, 60% FRL); Crane High (math 27% / reading 32%, grade F, #382 of 521 statewide, top 78%, 245 students, 43% FRL).
• Market conditions: 39 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,713 (36.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.64% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $82,305
• Equity at exit: $152,249

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $249,794
• Equity at exit: $328,330

Cash invested: $47,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65633

• Home prices YoY: 6.7%
• Active inventory: 39
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-152

Break-even live

Break-even rent $1,269

Max offer price $142,230

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-04-03
   listed $169,000 Active
3. 2019-09-30
   soldstatus 846-char remark

   Show marketing remark (846 chars)

   * * NEW ADJUSTED PRICE * * Partial Brick 1,933sqft Ranch conveniently located near downtown. New Roof Dec 2017. New HVAC 2014. Programmable Nest Thermostat w/ phone app. Newer windows thermal efficient dual pane gas filled & tilt-in for easy cleaning w/ sash vent stops. Security System w/ motion detector, panic button & interior/exterior cameras. Large Kitchen w/ ample counter prep space, tile floor, electric range w/ glass cooktop & 1100watt microwave. Hearth Room features Double French Doors w/ screens to backyard living space & Buck Stove Gas Insert Fireplace w/ remote manual & auto temp adjustment. Per Seller, Fireplace can heat entire home. Full Bath wheelchair accessible w/ walk-in shower & handicap seat. Duct in Garage maintains comfortable temp year-round. Third Bedroom is non-conforming.

4. 2019-09-30
   soldstatus

   Show marketing remark (846 chars)

   * * NEW ADJUSTED PRICE * * Partial Brick 1,933sqft Ranch conveniently located near downtown. New Roof Dec 2017. New HVAC 2014. Programmable Nest Thermostat w/ phone app. Newer windows thermal efficient dual pane gas filled & tilt-in for easy cleaning w/ sash vent stops. Security System w/ motion detector, panic button & interior/exterior cameras. Large Kitchen w/ ample counter prep space, tile floor, electric range w/ glass cooktop & 1100watt microwave. Hearth Room features Double French Doors w/ screens to backyard living space & Buck Stove Gas Insert Fireplace w/ remote manual & auto temp adjustment. Per Seller, Fireplace can heat entire home. Full Bath wheelchair accessible w/ walk-in shower & handicap seat. Duct in Garage maintains comfortable temp year-round. Third Bedroom is non-conforming.

5. 2019-06-24
   listed $103,000 846-char remark

   Show marketing remark (846 chars)

   * * NEW ADJUSTED PRICE * * Partial Brick 1,933sqft Ranch conveniently located near downtown. New Roof Dec 2017. New HVAC 2014. Programmable Nest Thermostat w/ phone app. Newer windows thermal efficient dual pane gas filled & tilt-in for easy cleaning w/ sash vent stops. Security System w/ motion detector, panic button & interior/exterior cameras. Large Kitchen w/ ample counter prep space, tile floor, electric range w/ glass cooktop & 1100watt microwave. Hearth Room features Double French Doors w/ screens to backyard living space & Buck Stove Gas Insert Fireplace w/ remote manual & auto temp adjustment. Per Seller, Fireplace can heat entire home. Full Bath wheelchair accessible w/ walk-in shower & handicap seat. Duct in Garage maintains comfortable temp year-round. Third Bedroom is non-conforming.

6. 1990-03-01
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $550 · $46/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$1,090/yr (+$91/mo · 198.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,926
• − Mortgage interest: −$9,467
• − Property taxes: −$550
• − Insurance: −$845
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$4,916
• Taxable loss: −$4,920
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $-638/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Crane R-III
• NCES district ID: 2910290
• Math proficiency: 33% ▲ 8.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $37,713
• Composite: 29.57/100
• National rank: #6484
• State rank: #218 of 324 in MO

Livability — Crane

• Score: 62/100
• State rank: #390
• US rank: #16905

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D- Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crane, MO
• Population (ZIP): 3,940

Population outlook (Stone County) Hauer SSP2

• Today (2025): 28,147 people
• By 2030: 26,405 · -6.2%
• By 2040: 22,762 · -19.1%
• By 2050: 19,706 · -30.0%
• By 2075: 14,742 · -47.6%
• By 2100: 10,832 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Italian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.3pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.1 2016: R+62.1 2012: R+49.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.77%
• Current HPI: 218.31
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+64.1% since first listed

6 events — show timeline

• 2026-05-01 Pending — SOMO
• 2026-04-03 Listed $169,000 SOMO
• 2019-09-30 Sold (Public Records) — Public Records
• 2019-09-30 Sold (MLS) — SOMO
• 2019-06-24 Listed $103,000 SOMO
• 1990-03-01 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $550 · -0.0% YoY. Source: county tax records.